2020 Wayne St · Swissvale, PA 15218

$79,000

3 bd · 1.0 ba · 1,440 sqft · Condo public records · 35 Days on market

Built 1900 $55/sqft · 58% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTN: INVESTORS! Spacious half duplex in central location. Needs complete updating but will make a sweet easy rental. Property sold in strict "As-Is Condition". Seller will make no repairs.

Key facts

• 1,672 sq ft lot
• Built 1900
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $79k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 6.3% in Swissvale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#95 in PA, #694 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities D+.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.0%/yr); 80 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $79k implies a 339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.03% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.16%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $189,008
• List price: $79,000
• Delta: -58.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.73×
• Total profit: $38,217
• Equity at exit: $11,779

10-year hold

• IRR: 46.7%
• Equity multiple: 6.18×
• Total profit: $114,481
• Equity at exit: $6,830

Cash invested: $22,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15218

• Rents YoY: 6.0%
• Active inventory: 80
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$414
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $722

Break-even live

Break-even rent $689

Max offer price $79,000

Occupancy floor 50%

Sensitivity live

Price	-10% $767	-5% $744	+0% $722	+5% $700	+10% $677
Rent	-10% $595	-5% $659	+0% $722	+5% $785	+10% $849
Rate	-1.0pp $762	-0.5pp $742	base $722	+0.5pp $701	+1.0pp $681

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	45d	1	0.32mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	25d	1	0.39mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	4d	1	0.47mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	0.50mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	9d	1	0.55mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	25d	1	0.61mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	45d	1	0.63mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	25d	1	0.63mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	0.84mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	25d	1	0.92mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	16d	1	0.92mi
1027 Lancaster Ave Unit 2 Pittsburgh, PA	2.0	2.0	1300	$2,599	$2.00	3d	1	0.93mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	45d	1	0.95mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	25d	1	1.01mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	4d	1	1.07mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	45d	1	1.09mi
7070 Forward Ave Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$2,800	$3.07	3d	12	1.12mi
1001 Parkview Blvd Pittsburgh, PA	1.0–2.0	1.0–2.0	888	$2,750	$3.10	3d	1	1.14mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	45d	1	1.17mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	25d	1	1.25mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	45d	1	1.26mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	45d	1	1.31mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	4d	3	1.37mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	17d	1	1.43mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	12d	1	1.43mi
2570 Mount Royal Rd Pittsburgh, PA	4.0	2.5	1848	$3,200	$1.73	17d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-12
   status Active 199-char remark

   Show marketing remark (199 chars)

   ATTN: INVESTORS! Spacious half duplex in central location. Needs complete updating but will make a sweet easy rental. Property sold in strict "As-Is Condition". Seller will make no repairs.

2. 2026-05-06
   historical Contingent 199-char remark

   Show marketing remark (199 chars)

   ATTN: INVESTORS! Spacious half duplex in central location. Needs complete updating but will make a sweet easy rental. Property sold in strict "As-Is Condition". Seller will make no repairs.

3. 2026-04-27
   price $79,000 199-char remark

   Show marketing remark (199 chars)

   ATTN: INVESTORS! Spacious half duplex in central location. Needs complete updating but will make a sweet easy rental. Property sold in strict "As-Is Condition". Seller will make no repairs.

4. 2026-04-13
   listed $89,000 Active 199-char remark

   Show marketing remark (199 chars)

   ATTN: INVESTORS! Spacious half duplex in central location. Needs complete updating but will make a sweet easy rental. Property sold in strict "As-Is Condition". Seller will make no repairs.

5. 2006-01-03
   soldstatus $18,000 67-char remark

   Show marketing remark (67 chars)

   10 day open listing period call listor for contracts and addendums.

6. 2005-10-04
   listed $18,900 67-char remark

   Show marketing remark (67 chars)

   10 day open listing period call listor for contracts and addendums.

7. 1990-08-13
   soldstatus $29,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,164 · $97/mo
• Projected year-2 tax: $1,206 · $101/mo
• Expected delta: +$42/yr (+$4/mo · 3.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,232
• − Mortgage interest: −$4,425
• − Property taxes: −$1,164
• − Insurance: −$395
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$2,298
• Taxable income: $7,872
• Est. tax owed @ 24.0%: −$1,889
• After-tax cash flow: $6,773/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Swissvale

• Score: 84/100
• State rank: #95
• US rank: #694

Category grades

Amenities D+ Commute A+ Cost of living A+ Crime C- Employment C Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swissvale, PA
• County: Allegheny County · 1,022,028 people
• City population: 13,443
• Metro: Pittsburgh, PA
• Population (ZIP): 13,379
• Household income: $67,960
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 605.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.20%
• Current HPI: 297.8483
• Rent YoY: ▲ 6.02%
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+172.4% since first listed

7 events — show timeline

• 2026-05-12 Relisted — West Penn MLS
• 2026-05-06 Contingent — West Penn MLS
• 2026-04-27 Price Changed $79,000 West Penn MLS
• 2026-04-13 Listed $89,000 West Penn MLS
• 2006-01-03 Sold (MLS) $18,000 West Penn MLS
• 2005-10-04 Listed $18,900 West Penn MLS
• 1990-08-13 Sold (Public Records) $29,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,164 · +5.6% YoY. Source: county tax records.